Track Crime in Brookside/Waldo Via These Websites

Posted on February 11, 2014 by Mary Hutchison

Seems like there has been an uptick in crime lately in the Brookside area–break-ins and thefts more often and during daylight hours. A regular blog reader sent me a couple of crime websites to check out, and this inspired me to write a blog post about them. It’s discouraging to hear about frequent burglaries, assaults, thefts and armed robberies so close to home…it will never totally go away but you can be more aware of what’s happening around your house.

Being a real estate agent, I often hear this phrase: “I want a safe neighborhood”. My reply is there is crime everywhere, and it’s best to check with the local police department for details. However if you want specific information on crime stats (and registered sex offenders) for Kansas City MO, check crimereports.com. KCPD reports incidents to this site, and you can sign up for weekly email recaps of what’s been happening in your area, block by block. I checked stats for January 2014 in the Brookside zone between 55th St. to Gregory, State Line to Holmes and there were 35 different types of theft crimes (breaking and entering, robbery, vehicle theft) and one sexual assault (described as a forcible rape). For the Waldo area (State Line to Holmes, Gregory to 85th), I counted 29 theft incidents and one sexual assault. To me, this indicates the police are kept pretty busy just in these two areas of Kansas City. Crime is more frequent farther east. Regarding home burglaries, KCPD does offer a free program that sends an officer to your home for a safety check, walking through the property with you and making suggestions on how to deter criminals from choosing your house for a burglary. I’ve had this done and it was very helpful–there are many preventative measures you can take that are pretty inexpensive.

Another website, spotcrime.com, also posts detailed crime information. The site is a ‘crime data aggregator’ pulling data from police, news reports and other sources. I didn’t find spotcrime.com as easy to read or navigate as crimereports.com. You can also get email alerts from this site.

There is one more site I want to mention called nextdoor.com. I just signed up to start using it today, so haven’t had a chance to monitor it on a regular basis. Nextdoor.com is a “private social network for your neighborhood”: you can post details about events, yard sales, lost pets, crime, for sale items, handyman inquiries, etc. I can see the benefit if more people join and share information. There are just ten Brookside area homes associations listed, and I’d like to see more added to the list to cover as much of the Brookside area as possible. This site would being especially useful as a quick email alert to notify neighbors of a crime occurrence or suspicious person in your immediate area.

Knowing your neighbors personally and having a block captain is one of the most effective ways to be aware of what’s happening on your street. Always be aware of your surroundings, especially in the dark when getting in and out of your car, going through your backyard or near your garage. And thanks Kelly for recommending these websites to share with my readers!

Brookside Residents Gather To Oppose Streetcar Expansion

Posted on February 7, 2014 by Mary Hutchison

On Wednesday evening (Feb 5, 2014) there was a meeting at the Wornall Baptist Church for the “Save the Trail” group (they have a Facebook page for reference). This organization wants to prevent the possible streetcar expansion south of 51st St. I attended this meeting to learn more about some Brookside residents’ opposition to the streetcar line. Personally, I am neither for or against the project as I want to know more details. This blog reflects my impressions of the meeting–all quotes taken from my written notes.

As far as I can tell, three people are leading the “Save the Trail” group (there wasn’t a formal introduction, just names mentioned): Cindy Hubbard, Sandy Jackson and Sherri Donovan (a lawyer). All are Brookside residents; Sherri led the meeting. She started off by stating the meeting would not be an open discussion of the project, or a debate–the purpose was to explain what the group planned to do to stop the expansion and how others could get involved. Sandy and Sherri stated various reasons the streetcar should not run through Brookside: the MAX buses are “half full”; young families are “used to having two cars and won’t use it”; they “doubt the streetcars will be full” and their speed will be 20-30 MPH with “stops every two blocks”. There are no “environmental studies” about the project. They want “everyone to know the sacrifices that will need to be made for the streetcar”.

Patrick Touhey of the Show Me Institute talked about the “tragedy of light rail”. He stated studies have shown having light rail doesn’t get more cars off the road. Development along the route generally comes from businesses taking advantage of TIF tax breaks, and the expenses of the system end up cutting bus routes. He also directed attendees to check www.showmedaily.org for more information.

Sherri talked about and distributed detailed, useful information about the proposed 1% sales tax for a new TDD (Transportation Development District) and the additional special property tax assessment for homes and businesses within one half mile of the streetcar line. A big objection is residents in the larger TDD district will vote on taxing only Brookside property owners near the streetcar line –the group leaders don’t feel this is fair. One flyer also outlines the Action Timeline to Defeat the expansion.

About thirty minutes into the meeting, emotions started heating up, voices were raised and Mayor James took over for several minutes, answering questions from the crowd. The Mayor stressed there is quite a bit of misinformation and confusion over the potential Brookside expansion and there are “three or four other routes” so “the Trail doesn’t have to be sacrificed”. At this point the meeting became a complaint session–just what Sherri said would not happen. Resident after resident talked about other more pressing issues in KCMO that need money and attention, including the public schools, aging sewer system, high crime and blighted areas; big corporations want the streetcar just to profit from it; property values next to the line will go down; the noise level will be high; crime will rise even more in the Brookside area. The Mayor suggested everyone read a press release issued February 5, announcing an advisory committee being formed to study all of the issues surrounding the expansion into Brookside. (Applications for the committee can be found at www.kcmayor.org/streetcar).

I left around 8:15pm. Nothing was getting accomplished at that point. It was disappointing that attendees were shouting, some ugly references were made and the meeting got out of control. A civilized presentation of the facts as they stand now, and an explanation of what still needs to be decided (and who will make those decisions) is what should happen at future community streetcar meetings, hosted by pro or con groups. Personal opinions on the matter can be presented at the April 1 public hearing, Jackson County Courthouse, 1:30pm on the second floor.

If the streetcars run through Brookside, there would be a significant, permanent effect on traffic, taxes, neighborhood atmosphere,and property values. It is every resident’s responsibility to become better informed by asking questions and listening to the answers — then decide how to proceed with your vote or other activities.

Governor Stumpy’s – A Brookside Restaurant for Everyone

Posted on February 3, 2014 by Mary Hutchison

Kevin Ryan, owner of Gov Stumpy’s. Sitting beneath a picture of his kids!

One of the many charms of living in the Brookside/Waldo area are the locally owned shops and restaurants. Regular customers are greeted with a warm

Governor Stumpy’s in Brookside

welcome and a sincere desire to please. Newcomers are encouraged to return; their comments solicited. This is the atmosphere of Governor Stumpy’s at 321 E Gregory. And it’s all because of the owner/operator, Kevin Ryan.

Whenever I am driving potential homebuyers around the Brookside/Waldo neighborhoods, they always comment on how much they like the fact that residents can walk to various services. Governor Stumpy’s is perfectly situated on the corner of Gregory and Oak, within easy walking or biking distance from the nearby homes. I love to enjoy a meal on the outdoor deck during the warmer months. Plus, families with children are very comfortable here.

Kevin started out in the restaurant business working for Tippin’s. After working for years for someone else, he decided to open his own place in 1997. The Stumpy’s location was the site of the old Leonard’s restaurant. After an extensive renovation and opening with a more formal atmosphere–the place almost didn’t make it. Kevin soon learned the patrons wanted a casual restaurant, so he revamped the place to cater to what his customers wanted.

When you walk in Governor Stumpy’s, you get that “Cheers” (TV show) sort of feeling. Someone always says ‘hello’ and service is attentive. If you come in often, the staff will learn your name. You can sit at the bar and watch a game or strike up a conversation with the bartender. Slip into a comfortable booth and order from the reasonably priced food menu: pizza, pastas, appetizers, burgers, salads and sandwiches. Ryan says his best sellers include the baby back ribs, Posnanski’s Chicken Spedini Pasta and the Reuben.

Patrick Ryan, owner of Gov Stumpy’s. Sitting beneath a picture of his kids!

Ryan lives in Lees Summit with his wife and three kids. He loves the restaurant and has worked very hard to make it a success. He’s thought about opening additional locations but doesn’t want to give up his current ‘quality of life’. Sometimes he works days, sometimes nights, and he can arrange his schedule to be around for family events, sports practices, homework, etc. If he had another restaurant it would cut into his family time too much. He’s quite comfortable with the way it all balances out right now.

What’s next for Governor Stumpy’s? Ryan has plans to enclose the deck this year and wants to bring back the Celtic Block Party he used to host annually over the Memorial Day weekend. He’s looking for a benefactor for that event. The menu still features a quarterly special series of food items that benefit a local charity (currently Big Brothers and Big Sisters). Ryan is also participating in the local Dancing with the Stars competition to benefit Cristo Rey High School. He’s been practicing with a professional dancer and hopes to raise the most money during the event on March 29. (You can vote early here, and watch a short promo video below.)

The next time you think ‘let’s go out and grab a bite to eat’ –think about stopping by Governor Stumpy’s. Thank you for supporting locally owned Brookside/Waldo businesses!

University Academy – A Successful Brookside Charter School

Posted on January 30, 2014 by Mary Hutchison

University Academy

Because my older daughter is pursuing a teaching career after college, I try to keep up with local public school news and national educational issues. I’m closely watching the CEE-Trust proposal presented to the KCMO public school district, and I’ve blogged about Hale Cook Elementary. I’m aware of the excellent reputation Academie Lafayette has–so good there is a waiting list for entry. I didn’t know much about the University Academy at 6801 Holmes. So, last week I toured the school and had a lengthy talk with Executive Director and Superintendent Tony Kline.

UA Kindergarten Class

University Academy is a college preparatory charter public school, funded by KCMO tax dollars and sponsored by UMKC. This attractive brick building opened in 2004, and has 1050 students in kindergarten through 12th grade. It is an impressive facility–modern, clean, with lots of light, updated equipment and a beautiful theater. Eighty percent of the students receive a free or reduced lunch program,and 96% of the students are African American. I suspect these stats are similar to several Kansas City MO public schools but with one big difference – UA kids have much higher overall MAP test scores. The UA Upper School also received a Bronze Medal for the second consecutive year from U.S. News and World Report.

What is the key to University Academy’s success?

Tony Kline

The number one thing, Mr Kline told me, is this school does not engage in ‘social promotion’–they will not move a child to the next grade level until s/he has sufficiently mastered the current grade level. This school also emphasizes, from early grades on, that every child will attend college–and the teachers prepare the students accordingly. Junior and senior high students take ‘college seminar’: a daily class that teaches the kids how to research and apply to colleges, how to write entrance essays and pursue scholarships. These students receive intense tutoring for ACT tests and take field trips to various colleges and universities outside the KC area. Every acceptance letter is proudly displayed on classroom windows. In addition, all class sizes are small, averaging around 20 persons each, and teacher turnover is low. Behavior incidents are few (mostly “social media drama”, according to Mr Kline), and all students follow a dress code. There is an expectation here that every child can succeed academically, and the schoolwork it takes to make it happen will be done. Parental support is very important, as well as individual student motivation.

The kids here have some great extra-curricular activities too: UA boasts an accomplished athletic and performing arts program, and just launched a middle school/high school robotics team this year. I was impressed by the unique student-created ceramic art displayed around the school.

UA Library

Like Academie Lafayette, there is a spring lottery for entrance to the school. Demand is greater than the supply of spots available. And students should start UA as a kindergarteners –it is challenging to transfer here from another school as there are very few open slots and attrition is low. UA also offers on site dental and medical clinics, sponsored by UMKC and Children’s Mercy Hospital. And through the generosity of the school’s supporters, every graduate is eligible for ongoing scholarships each semester they are enrolled in college. The graduating class of 2013 received a combined $1.35 million in scholarships among the 40 students.

What’s the next goal for Mr Kline? He would like to someday add a preschool, but that would mean adding another building. He would also like to see the school more racially diverse. Kline is well aware that many Brookside area families jump the state line to attend Kansas public schools, or pay expensive tuition bills for private school due to serious issues with the Kansas City Public School system.

His challenge–even with the academic achievement recognition, college prep curriculum and a state of the art building in a convenient location–is finding incentives for parents to consider his school before making the decision to move or attend private school.

Brookside (Kansas City MO) Home Values Up 9% in 2013

Posted on January 20, 2014 by Mary Hutchison

Another year completed…and what a year it has been for Brookside home values! Overall, a hefty increase in average selling price from 2012. Let’s first look at December 2013 figures, then move on to year-end statistics. The numbers below reflect single family home sales in the Brookside (Kansas City MO) zip code of 64113:

In December 2013, 21 homes sold. Average list price was $558,667 and average sales price was $508,900. Average days on market was 99.

In December 2012, 16 homes sold at an average price of $298,788 and 88 days on the market.

Obviously that is a huge jump in average sales price. That’s because a $3.65 million home closed in December (1217 W. 55th St), along with five other homes priced over $500K. These sales pushed the average sales price way up. Days on market were higher in December 2013 because generally it takes longer for the upper bracket homes to go under contract.

Now let’s compare 2012 to 2013 Brookside home sales:

From Jan-Dec 2013, 307 homes sold at an average price of $368,994 and 86 days on market.

From Jan-Dec 2012, 296 homes sold at an average price of $337,524 and 114 days on market.

There was a 9% increase in average sales prices between 2012 and 2013–excellent news for homeowners! Days on market was less as well. In 2013, I saw many more higher priced homes selling in our neighborhood, including several close and over the $1million mark. Brookside has successfully weathered the housing crash and is again a strong area of interest for buyers. Another indication of Brookside’s desirability as a neighborhood is the number of teardowns/new build jobs going up–I’ve seen three projects in varying stages of completion.

As of this writing, there are 69 single family homes for sale in the Brookside zip code of 64113 with an average list price of $729,282. The highest priced listing is at 5550 Ward Parkway, priced at $4.25 million. The lowest listed home price is on the 6400 block of McGee at $159,500. .

(All figures taken from Heartland MLS and deemed reliable but not guaranteed).

Upcoming Brookside/Waldo Events: Networking for Brookside/Waldo businesses is Wed Jan 22 from 8-9am at Spay and Neuter KC, 1116 E 59th St.

Armour Hills (Brookside) 2013 Home Sales Report

Posted on January 16, 2014 by Mary Hutchison

All year I have monitored Armour Hills (in Brookside) home sales stats …and I knew the overall rise in prices would be around 10%. Now that the data is in MLS, I am happy to report I was wrong. Average home prices went up way over 10%! I will examine these year end numbers after we review December figures.

In December 2013, 7 homes sold. The average list price was $231,686 and the average sales price was $225,343. Average days on market: 82.

In December 2012, 6 homes sold. The average list price was $241,933 and the average sales price was $231,233. Average days on market: 62.

There was a drop in December average sales price compared to the previous year, and homes ‘sat’ on the market a bit longer. This is because there are fewer buyers at the end of the year, and some of the homes on the market took longer to sell due to condition, price, location.

Here are the Armour Hills home sales stats, comparing 2012 to 2013:

In 2013, 82 homes sold with an average sales price of $262,462 and 59 days on market.

In 2012, 78 homes sold with an average sales price of $219,338 and 83 days on market.

Those figures represent a 17.8% increase in the average Armour Hills home sales price, and homes sold 30% faster than in 2012. I also checked the average price difference from 2011-2012: there was a 3.4% increase in average sold prices. Our average home price has tripled in one year!

Why the huge jump? There were several home sales in our neighborhood that sold for over $300,000 and a few over $400,000. The most expensive sale was $410,000. The lowest sale was located on E Dartmouth, listed at $66,000 and sold for $115,000 (bidding war!); then flipped and sold a few months later for $303,500.

FInally, Armour Hills beat the average Brookside home price increase (based on homes in the 64113 zip code). Sold single family homes in 64113 increased 9% over 2012. I will publish details on overall Brookside home sales in the next blog.

If you are an Armour Hills homeowner–keeping your property well maintained and updated pays off, especially if you plan to sell your home!

(All figures taken from Heartland MLS and deemed reliable but not guaranteed.)

KC Restaurant Week – Participating Brookside/Waldo Restaurants

Posted on January 13, 2014 by Mary Hutchison

Are you getting burned out making dinner every night? Do you need an excuse to call a friend and grab lunch to break up the workday? Is there a locally owned KC restaurant you’ve always wanted to try?? Here’s my suggestion: make plans now to dine out during Kansas City Restaurant Week January 17-26, 2014.

Participating restaurants are offering a two course $15 lunch and/or three course $33 dinner. This is a real deal folks–most of the dining spots are locally owned and a portion of the proceeds benefits Harvesters-The Community Food Network. You’ll get an excellent meal at a favorite dining spot…you can try a new place…you can earn dining points if you make reservations through Open Table!

For a sneak peak at the special menus lined up, visit the Harvesters website and follow the links. Below is a list of participating restaurants in the Brookside/Waldo areas:

Louie’s Wine Dive

Michael Forbes Grille

75th St Brewery

Remedy Food and Drink

The Well

I suggest you make reservations early in the week…this is a popular event in Kansas City and many restaurants will fill up fast! Thanks for supporting Harvesters and our locally owned businesses.

KCMO Sewer Line Insurance–More Details on How It Works

Posted on January 7, 2014 by Mary Hutchison

Happy New Year everyone! For the first blog of 2014…part two of my experiences with Sewer Line Warranties of America. You can read the first post here. SLWOFA offers insurance policies for Brookside/Waldo homeowners regarding water and sewer lines outside the home. Recently I spoke with a ‘warranty specialist’ with some questions about making a claim and how they choose their contractors. Jessica was very helpful and spent a lot of time on the phone with me. Here’s what I found out:

I asked her how SLWOFA selects their vendors. She said the company uses Plus One Solutions to check out the contractors–they make sure all are drug tested, licensed, insured and bonded. Contractors are locally based in the specific area they serve. She would not share the contractor list with me, saying it was ‘proprietary information’, and added if there was a contractor I thought should be added to the list, that person call SLWOFA. She did confirm some of their contractors sub-contract the work. Jessica said the work most sub-contracted was excavation, as that requires heavy equipment many plumbers don’t have. (This isn’t how it worked with my neighbors who made a claim earlier this year, FYI. A subcontractor did all the work–read details in the blog link above). However, Jessica stated that the company does guarantee work done by both contractor and subcontractor. She also said they do rotate work among all the contractors on their preferred list of vendors.

I was curious as to what happens if there is a claim for service without a clogged pipe initiating a service call. What happens if you have the insurance in place and decide to send a camera down your sewer line as preventative measure–to see if there are already breaks in the line, tree roots growing through, etc? Jessica explained SLOFWA would schedule a second inspection of the sewer line with one of their preferred vendors. Depending upon the outcome of the second inspection, choices would be made about the work needed. If Inspector #1 suggested a complete replacement of the sewer line and Inspector #2 (provided by SLOFWA) said just a repair is needed, it would be up to the homeowner to decide what to do. SLOFWA would pay for the repair only, not the replacement. I also asked “what if the homeowner wants to use his own contractor–one that isn’t on the list?”. She said they can authorize a pay-out, especially if the contractor the homeowner wants to use will charge more.

Here’s the bottom line as I see it: the insurance is relatively inexpensive, and if there is a problem, you can make a claim to cover the fix, ultimately spending less. However, as a homeowner you should get two opinions about the repair, and then be very aggressive as to what will permanently solve the blockage. There are some plumbers who may tell you a $8000 complete pipe replacement is needed when just a partial pipe replacement will do. Usually insurance companies want to pay out as little as possible regarding claims. It can be time consuming dealing with contractors and subcontractors. If you have a problem with your sewer line and have the SLOFWA insurance, make detailed notes about every conversation you have with any representative who is connected with the repair. Get a second opinion. Ask if the entire job will be subcontracted. Be comfortable with the local contractor SLOFWA sends out. As a customer and homeowner, you want to make sure the job is done right! If you are thinking of buying the insurance, be sure to read the FAQ on the SLOFWA website first.

90.9 The Bridge – New Alt Rock Music Station for Adults!!

Posted on December 20, 2013 by Mary Hutchison

Do you hear what I hear? Finally…KTBG “The Bridge” 90.9 FM has a Kansas City radio signal! Now we can listen to an intelligent, non-commercial music radio station, targeted to adults, without obnoxiously loud DJs playing the same consultant programmed music and spewing nasty sex chatter. Tune in now as you read the rest of this blog!

In April, KCPT announced the purchase of KTBG from the University of Central MO in Warrensburg. This week, the signal went live in Kansas City–although not currently at full strength. The signal will improve over the next couple of weeks, eventually covering the entire metro area. The signal is great in my car but at this time, doesn’t come in the stationary radios inside our Brookside home. Right now what you hear is automated, so it’s a soft launch to get you used to the type of music they will feature. January 6 is the official kick off date with regular live programming.

Jon Hart, at the control panel for The Bridge, 90.9 FM in Kansas City

The format for the station is ‘adult album alternative’, aimed at the 25-45 age group. I’ve been listening since Wednesday, and have heard The Black Keys, Jackson Brown, Miles Davis, Jack White, Tracy Chapman, Bruce Springsteen, Mumford and Sons, Alabama Shakes and so much more. It all sounds GREAT. Jon Hart, who was the program director in Warrensburg, is now the station manager at the Kansas City studios, located inside KCPT. He tells me the station will have a strong focus on local bands: “Our goal is to make a tangible difference in the local community. We have a bullhorn and we’re not afraid to use it”. The DJs (who don’t actually play discs anymore, it’s all digital now) will have areas of expertise in certain music genres you’ll hear on the air. The station will “reach out hard with local music” Jon says, and be very active in the local music scene and other cultural events.

The Bridge 90.9 FM in Kansas City will emphasize local music

One of the most exciting features is the two live performance studios being built within the station. The Bridge will regularly host bands (local and national) live on the air! It’s almost like that small college radio station you listened to has grown up, inherited a decent budget and is ready to introduce you to a new rock oriented music scene again.

As for commercials…what you will hear are short, non-intrusive and straightforward messages from underwriters and sponsors, similar to what you hear on KCUR. Yes, there will be fundraising as this is a non profit organization. (I know you will enjoy this station so much you will be making a donation!)

Having The Bridge to listen to is especially thrilling for me as I was a DJ in my younger years. This was in the late ‘70s and ‘80s, when the station I worked for (KLZR in Lawrence) introduced bands like The Police, The Clash, U2, Elvis Costello, REM, The English Beat, The Smiths, Depeche Mode etc to the KC market. I have some foggy yet very fond memories of interviewing these groups as they came through KC on tour. I’m older now but still love to hear new ‘alternative’ music, and just hasn’t been a local station here that features the great new stuff mixed in with some older classic sounds. You’re never too old to appreciate great rock music. Now we have The Bridge–tune in and enjoy! The link through this blog is to their temporary website. You can also find them on Facebook, Twitter, Tumbler and Instagram.

Brookside Home Sales Stats – Nov 2013

Posted on December 16, 2013 by Mary Hutchison

The year is almost over…and what a year it has been for Brookside home values! Overall, a hefty increase in average selling price from last year. Let’s examine the numbers for November–here are single family home sales stats in the main Brookside zip code of 64113:

In November 2013, 27 homes sold. Average list price was $463,631 and average sales price was $427,150. Average days on market was 78.

In November 2012, 24 homes sold at an average price of $440,492 and 154 days on the market.

There was a significant increase in average sales price compared to last year, and days on market was cut in half. The highest price home that closed in November was in Sunset Hill at 1217 W 55th St for $3,650,000.

Now let’s compare to year-to-date figures:

From Jan-Nov 2013, 285 homes have sold at an average price of $359,103 and 85 days on market.

From Jan-Nov 2012, 280 homes sold at an average price of $340,621 and 115 days on market.

You can see from the figures above that Brookside homes are selling at a higher average price and in a shorter time frame. I think we will end up with a 10% increase in home prices over 2012–will know the exact numbers when I publish year end figures next month.

As of this writing, there are 82 single family homes for sale in the Brookside zip code of 64113 with an average list price of $700,167. The high average list price is due to 31 homes are for sale at a price of $500K or more; ten of the 31 homes are priced over $1million.

Have a happy holiday season!

(All figures taken from Heartland MLS and deemed reliable but not guaranteed).

Inside Brookside (And Waldo)

What's Happening In Brookside and Waldo (Kansas City, Missouri)

Category Archives: Brookside Community News